Jumeirah Living Business Bay Dubai

Jumeirah Living Business Bay is a branded residential tower by Select Group in its Peninsula development on the Dubai Water Canal, with Jumeirah Group supplying the name and the residential services. It has just 82 homes over 35 storeys: two, three and four-bedroom apartments, five-bedroom simplex and duplex penthouses, and one full-floor master penthouse at the top.

A portal project page starts it at AED 8,435,140 (about Rs 21.72 crore); two-bedrooms of about 2,084 sq ft launched at AED 7.47 million in 2022. The plan is 20/30/50, and handover was scheduled for Q4 2025 to Q1 2026, a date our sources have not yet confirmed as met. This page is about what a buyer gets for that money, and why it suits a different buyer from the rest of Business Bay.

At a glance

Price and unit pricing

We print AED 8,435,140 because it is the current starting figure on a portal project page, and the source listing gives the plan without a price. Other pages print AED 7.5 million, AED 8.4 million and AED 11.1 million, and one notes its figures date from 2022. A resale page shows two-bedrooms from AED 2.6 million, which is far below every developer figure and looks like a mislabelled listing; we have left it out of the table. Select Group's price list, or the DLD transaction record for the tower, settles what units trade for today.

Against the district this is a different product. Business Bay apartments averaged about AED 2,002 per sq ft in 2024 and AED 2,090 in the first half of 2025. The 2022 launch rate of about AED 3,585 per sq ft was already 70% above that, and the penthouses sit at AED 4,150 to 4,900. For another ultra-high-end tower in the district at an earlier stage, compare Tiger Sky Tower, with one-bedrooms from about AED 2.2 to 2.6 million and handover in 2029.

Payment plan and total cost

Select Group's plan is 20/30/50: 5% immediately and 15% within 15 days of reservation, then 20% within six months and 10% within 12 months, and 50% on completion. Half the price is paid in the first year and half at the end, with nothing in between.

Worked example: the AED 8,435,140 entry figure

The plan was written for a 2022 launch. With construction scheduled to finish by early 2026, a buyer today will find the 6- and 12-month dates long past and the 50% completion payment close or due, so in practice this is now close to a cash purchase. A resale buyer pays the seller's paid-in amount and premium, then Select Group's balance.

Service charge. Not published. Business Bay averages about AED 14.75 per sq ft a year, premium towers AED 22 to 30, and branded residences can pass AED 60. On a 2,084 sq ft two-bedroom, AED 30 to 60 per sq ft would mean about AED 62,500 to 125,000 a year. The Jumeirah services are what that pays for; get the budget in writing.

Location and connectivity

Peninsula is Select Group's waterfront cluster at the canal end of Business Bay, a set of towers sold as one master development worth about AED 7 billion. Jumeirah Living sits within it, looking across the Dubai Water Canal towards the Downtown skyline. Burj Khalifa, Dubai Mall and DIFC are close, Business Bay Metro station on the Red Line serves the district, and Sheikh Zayed Road and Al Khail Road are the ways out. The sources checked print no drive times for the plot.

The neighbourhood is new: Peninsula One to Five were being handed over through 2025 and 2026, so the first years will bring move-ins, fit-outs and some remaining construction nearby. In return you get a planned waterfront with its own retail and promenade rather than a single tower on a busy road.

Compare it with all Dubai projects we track, or see the whole projects list.

Amenities and specifications

Select Group lists a massage circuit pool, lap pool, yoga deck, jacuzzi, sauna and steam rooms, a gym with a personal training room, and a private cinema. The Jumeirah side adds concierge, guest relations, an on-site residential manager, security, housekeeping, valet and a residents' lounge. The tower won a Residential High Rise Development award for Dubai.

The unit mix is the other difference. With only 82 homes and no studios or one-bedrooms, the smallest unit is a two-bedroom of about 2,048 to 2,084 sq ft, and the top of the building is five-bedroom penthouses and one full floor. Lifts, pools and lobbies are shared among far fewer households than in a typical Business Bay tower.

Not published: the finish schedule and brands, parking per unit, and whether the Jumeirah services are included in the service charge or billed separately. Final specification as per the SPA.

About the developer

Select Group was founded in 2002 and says it has delivered more than 20,000 units. Its best-known buildings are the Marina Gate towers in Dubai Marina, reported as handed over on schedule; Marina Gate I alone has 399 homes. It also has the Six Senses Residences in Dubai Marina under its name.

Peninsula is its current test. It sold the AED 7 billion development out, began handing over Peninsula Five in 2025, and published a schedule of Peninsula One in July 2025, Two and Three in Q4 2025, Jumeirah Living Business Bay in Q1 2026 and Peninsula Four in mid-2026. That schedule moved this tower one quarter past the Q4 2025 date propsearch prints, a small slip by Dubai standards. Jumeirah Group, the Dubai hotel company behind Burj Al Arab, runs the residential services.

For Indian buyers

Ownership. Business Bay is freehold for foreign buyers, resident or not, and the title deed is issued by the Dubai Land Department in your name. There is no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, about AED 337,000 on the entry figure.

Remittance is the real constraint. The LRS allows USD 250,000 per person per financial year. The AED 8,435,140 entry figure is about USD 2.3 million, nearly five years of a couple's combined USD 500,000, and the plan wants most of it within a year of booking or at completion. In practice this tower suits Indian buyers who already hold money abroad, such as NRIs in the Gulf, or families pooling several members' allowances with a UAE mortgage for part of the price.

Golden Visa. The threshold is AED 2 million of property, and every unit clears it several times over. One unit can cover the application.

Rent and tax. No rent for this tower is published. Branded family flats let to a small pool of tenants and usually return a lower gross yield than Business Bay studios at 6% to 7%, so buy it to live in or hold, not for income. Rent and any gain are taxable in India for an Indian tax resident; the UAE levies no income tax on rent.

Pros

• Only 82 homes, most of them two-bedrooms of about 2,000 sq ft or larger
• Jumeirah-branded services: housekeeping, valet, concierge and a residential manager
• Select Group's Marina Gate towers were handed over on schedule
• Escrow bank and account number are printed, so the escrow can be checked
• Every unit clears the AED 2 M Golden Visa threshold several times over
• 20/30/50 plan asks for only 50% before completion

Cons

• At about AED 3,585 per sq ft at launch and higher now, far above the Business Bay average near AED 2,000 - 2,100
• Starting figures range from AED 7.47 M to AED 11.1 M across sources; the price list on the day settles it
• Handover was due Q4 2025 to Q1 2026 and no source confirms it has happened
• Branded service charges are typically well above the district's AED 14.75 per sq ft
• No rent for this building is published; branded units let to a small pool of tenants
• At about USD 2.3 M, the entry unit is far beyond one family's yearly LRS allowance

Who this is for

• Buyers with funds already outside India who want a serviced, branded home in Business Bay
• Families who want a two-bedroom of about 2,000 sq ft or larger with hotel-style services
• Golden Visa buyers for whom price is not the constraint
• Buyers who trust Select Group's on-time record and can pay 50% on completion

Who should look elsewhere

• Yield-first investors - small studios in Business Bay earn a higher gross return
• Anyone funding the purchase only through the LRS in a single year
• Buyers who do not want a branded service charge for life
• Anyone who needs a DLD project number before paying

Our verdict

Jumeirah Living Business Bay is not a Business Bay investment in the usual sense; it is a serviced family home for buyers who would otherwise look at Palm Jumeirah or Downtown. At about AED 3,585 per sq ft even at the 2022 launch, it sits well above the district, and the current starting figures of AED 8.4 M or more push that higher. What you pay for is scale and service: 82 homes, most of them 2,000 sq ft or larger, with Jumeirah running housekeeping, valet and concierge. Select Group's delivery record is one of the better ones in Dubai, and the escrow account is printed, which helps. The open questions are the handover, which was due by early 2026 and is not confirmed in our sources, and the service charge, which no source gives.

A reasonable buy for a family with money already outside India that wants a branded, serviced home in Business Bay and values Select Group's record. Get the Building Completion Certificate status, the service-charge budget and the current price list in writing first. Yield investors and LRS-funded buyers should look at smaller units elsewhere in the district.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Jumeirah Living Business Bay?

A portal project page starts it at AED 8,435,140 (about Rs 21.72 crore). Two-bedrooms of about 2,084 sq ft launched at AED 7,472,000 in 2022, other pages print AED 7.5 M, AED 8.4 M and AED 11.1 M, and penthouses run from AED 21.3 M to AED 47.3 M. Select Group's price list on the day settles it.

What is the payment plan?

20/30/50: 5% immediately and 15% within 15 days, 20% within six months, 10% within 12 months and 50% on completion. On AED 8,435,140 that is about AED 1.69 M at booking, AED 2.53 M over a year and AED 4.22 M on completion, plus AED 337,406 of DLD fee.

When is the handover?

Propsearch prints Q4 2025 and Select Group's schedule said Q1 2026. No source we checked confirms completion, so ask for the Building Completion Certificate and check the Dubai REST app.

What is the DLD registration and escrow?

The project number was not printed by the sources checked. Propsearch gives the escrow as Dubai Islamic Bank, account 001582285181001. Verify both on the Dubai REST app before paying.

Does it qualify for the Golden Visa?

Yes. The threshold is AED 2 million and the cheapest unit is priced above AED 7 million.

What will the service charge be?

Not published. Business Bay averages about AED 14.75 per sq ft, premium towers AED 22 to 30 and branded residences can exceed AED 60. On a 2,084 sq ft two-bedroom, AED 30 to 60 per sq ft would mean about AED 62,500 to 125,000 a year. Ask Select Group for the budget.

Can an Indian resident buy here?

Yes, Business Bay is freehold for foreign buyers. But the LRS allows USD 250,000 per person a year, and the entry unit is about USD 2.3 million, so most Indian buyers here will be using money already held abroad or pooling several family members over several years.

Who is the developer?

Select Group, founded in 2002, with more than 20,000 units delivered by its own count, including the Marina Gate towers. Jumeirah Group supplies the brand and residential services.

Compare with other Dubai projects

Also in Business Bay: Burj Binghatti Jacob & Co Residences (from AED 8.4 M, handover 2027), Davinci Tower (from AED 5.5 M, ready), Vogue (from AED 3.9 M, ready) and Avarra by Palace (from AED 2,892,888, handover 2031). See every Business Bay project with prices and handover dates.

A similar budget elsewhere in Dubai: Danube Viewz (from AED 8.32 M, off-plan), Dubai La Vie (from AED 7.3 M, ready) and Ellington Ocean House (from AED 9.8 M, handover 2027).

Read next: Apartments for Sale in Business Bay: Prices and Net Yields · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Dubai Golden Visa Through Property. Every Dubai project we track is listed on the Dubai section.